Finding Office Space to rent or lease in Makati City: Understanding the Different Areas of the City
- 6 days ago
- 9 min read
Makati City is the most established commercial address in the Philippines. For businesses looking to set up or relocate, it offers a concentration a mix of Grade A, B, and C office supply, with one of the best city infrastructures, and a professional ecosystem that no other city in the metro fully replicates. But Makati is not a single market. It is a collection of distinct districts and areas, each with its own character, tenant profile, and price point, and choosing the right one matters as much as choosing the right building.
With my 12 years of professional experience in the office leasing realm in the Philippines, this guide breaks down the key business districts and commercial areas within Makati City, and a quick background that I hope can help you decide your next office location.
The Primary Business District
Makati CBD — Central Business District
The Makati CBD is the country's most recognized commercial address and the natural home of the Philippine corporate establishment. Ayala Avenue which is nicknamed our very own Wall Street, is home to top global and local financial institutions such as RCBC, Insular Life, Manulife, BPI, Macquarie, SGV, PWC, and KPMG. This street alone covers the highest concentration of Grade A and Premium office towers in the district. Additionally, Paseo de Roxas and Makati Avenue, which, along with Ayala Avenue, border the heart of the Central Business District (the Ayala Triangle)—are two of the primary corridors housing premium office buildings.
The Makati CBD boasts one of the most walkable areas in Metro Manila with hundreds of support services available to help both residents and workers in the district. It has a diverse option of public transportation which makes it highly accessible to workers who needs to commute daily.
The Makati CBD is best suited for:
– Multinational corporations requiring a recognized Philippine headquarters address
– Banks, financial institutions, and investment firms
– Law firms, accounting firms, and professional services organizations
– BPO and IT-BPM companies requiring PEZA-accredited space
– Companies for whom the business address is itself part of their brand positioning
Rental rates in the Makati CBD for Grade A space currently range from approximately ₱900 to ₱2,400 per sqm per month on base rent (as of Jun 2026) with premium towers commanding rates at the higher end of that range. Vacancy is elevated relative to historical norms currently estimated at 15 to 18 percent — which creates meaningful room for negotiation on concessions, even if headline rents remain relatively firm. Interestingly, premium buildings (such as Ayala Triangle Gardens Tower 2 and Zuellig Building) with the highest rents are the ones doing well in terms of occupancy. This shows that a lot of companies are looking for better facilities rather than just affordable ones.
Private Mixed-Use Estates
Beyond the CBD, three private estate developments have established themselves as distinct commercial destinations within Makati, each with a specific identity and tenant profile that sets it apart from the grid.
Rockwell Center
Rockwell Center is one of the most distinctive mixed-use developments in the country. Built around the former Meralco power plant site in Barangay Poblacion, Rockwell is a curated, posh enclave that integrates premium residential towers, retail, and office space within a controlled, walkable environment. The Power Plant Mall anchors the retail component, and the residential towers, among the most sought-after addresses in Metro Manila, create a built-in population of high-net-worth residents.
The office component of Rockwell is limited in scale relative to the CBD, which is both a constraint and a differentiator. There are only a handful of office buildings in this district and they are currently doing well in occupancy with about 5% of its stock left available. The main concern with Rockwell Center is public transport. While it has direct access from EDSA (Southbound), compared to other areas in the city, it is quite a challenge for commuters to get in and out of here. Check out a few availability in 1 Proscenium -- the newest office tower in the district.
Rockwell is best suited for:
– Private wealth management firms, family offices, and private banking operations
– Boutique professional services firms — law, consulting, advisory
– Luxury brands and high-end retail operations requiring office presence
– Creative agencies and design-forward companies that value environment as much as address
– Companies whose clients and principals live in the Rockwell residential community
Century City
Century City is Century Properties’ mixed-use development along Kalayaan Avenue, positioned two blocks from the CBD’s border of Gil Puyat Ave. The development integrates office towers, Century Diamond Tower and The Stiles with a shopping mall right at the center, The Century City Mall, and a mix of mid to high end condominium developments to complete the mix. This location delivers exceptional value compared to the CBD. For PHP 650/sqm (as of June 2026), tenants can secure modern, newly developed office spaces, a price point that would only net an aging Grade C property in Makati’s central business district. Back in 2018-2022 Century City's offices were full of Chinese online gaming companies who then were living in the district as well. Due to the executive order of President Marcos Jr. that banned POGOs, the district then suffered a huge drop in occupancy. The then lively Chinese restaurants and grocery stores closed down as well. Now, in an effort to revive the district and bring in new locators, the developer slashed down rates to half. This is a good opportunity for clients from other industry sectors.
Check Century Diamond Tower - a BPO-grade office development
– Healthcare companies, medical offices, and wellness businesses
– IT companies, tech start-ups
– Mid-size professional firms that need a Makati address without CBD pricing
– Education-adjacent organizations and training centers
– Companies that still need the proximity to other business districts
Circuit City
Circuit City is Ayala Land's mixed-use development right along the Pasig River. Historically, it used to be the famous Sta. Ana Horse Race Circuit. Originally conceived as an entertainment and lifestyle destination, anchored by the Circuit Events Center, it has evolved into a broader mixed-use ecosystem that includes office space, residential towers, retail, and a growing F&B and lifestyle scene.
Circuit City carries a younger, more energetic character than the CBD. The environment is modern, the infrastructure is current, and the overall atmosphere is more consistent with how newer-generation companies want to work. It offers more affordable rents compared to the CBD and if your business is willing to sacrifice a bit of a decentralized location, Circuit City can be a good option to look at. See our inventory of office spaces in Circuit Corporate Center
Circuit City is best suited for:
– Technology companies, startups, and growth-stage businesses
– BPO and IT-BPM operations looking for modern space at below-CBD pricing
– Creative and media companies that benefit from the lifestyle environment
– Companies building a Makati presence for the first time, looking for value relative to the CBD
Established Villages and Commercial Corridors
Beyond the formal business districts, several established neighborhoods within Makati function as active commercial zones, particularly for smaller businesses, independent professionals, and organizations that prioritize community and character over corporate prestige.
Salcedo Village and Legazpi Village
Salcedo and Legazpi Villages is technically still part of the CBD but compared to the major areas of Ayala Avenue, Paseo de Roxas, and Makati Avenue, the vibe inside these villages is more relaxed with mixes of residential and retail lifestyle concepts scattered around. This is many because of the smaller buildings that can accommodate lesser tenants.
What I personally like about both villages is they have central parks that are located in each centers. Jaime Velasquez Park in Salcedo Village and Washington Sycip Park in Legazpi Village. These are very nice parks with big trees and well-maintained pathways where anyone can stroll around, adding a good balance to their city life.
Access is generally good for these 2 villages as they are surrounded by the main roads within the city. Imagine these 2 villages as the lungs of the central business district with Ayala Avenue as its center spine.
Some good offices I'd recommend to look at are: V Corporate Center and Salcedo Tower in Salcedo Village
These villages are best suited for:
– Embassies, diplomatic missions, and international organizations
– NGOs, foundations, and development organizations
– Small and boutique professional firms — consultants, advisors, researchers
– Companies that prefer a walkable, lower-density environment close to the CBD
Jupiter Street
Jupiter Street and the surrounding Bel-Air area have developed organically into one of Makati's more distinctive commercial corridors. The street is well-known for its concentration of restaurants, bars, and lifestyle businesses, but it also hosts a range of creative and agency offices that benefit from the area's relaxed, non-corporate energy. Buildings here tend to be smaller, older, and more affordable, and the tenant mix reflects that. As its parallel with Gil Puyat Ave., it offers great accessibility with entry/exit point to EDSA.
A good office to check for space is Crown Center which is at the busy intersection of Jupiter and Nicanor Garcia.
Jupiter Street is best suited for:
– Creative agencies — advertising, design, digital, PR
– Media companies and production outfits
– F&B brands that need office space near their operational base
– Companies where workplace culture matters more than corporate address
Poblacion
Poblacion has undergone one of the more dramatic transformations of any neighborhood in Metro Manila over the past decade. What was once a quiet residential barangay has become a dense and active mixed-use zone, particularly known for its food, nightlife, and creative scene. Office space here is informal by nature, boutique buildings, repurposed houses, and co-working spaces dominate, but the energy and cost efficiency of the area attract a specific type of tenant.
Poblacion is best suited for:
– Early-stage startups and founder-led businesses
– Creative studios, independent professionals, and freelance operations
– Lifestyle and hospitality brands with a community-oriented identity
– Companies that prioritize flexibility and cost efficiency over address prestige
Chino Roces Avenue
Chino Roces Avenue, formerly known as Pasong Tamo, is one of Makati's major arterial roads and functions as a commercial-industrial corridor that bridges the CBD with the southern reaches of the city. Its a long avenue that is characterized by a mix of showrooms, automotive dealers, mid-size commercial buildings, and logistics-adjacent businesses. Commercial infrastructure here are diverse but there are notably large properties here that were converted from industrial use to office-commercial use. Towards the side going to Taguig City where Chino Roces borders high-end neighborhood
Dasmariñas Village, there is an interesting mix of furniture showroom locators and art galleries. It's a slow but noticeable transition happening and it's actually making it a go-to location for shopping.
Chino Roces is best suited for:
– Automotive companies, dealerships, showrooms, and related businesses requiring showroom space
– Logistics, distribution, and supply chain operations needing Makati access
– Trade and wholesale businesses
– Back-office functions that benefit from lower rents and arterial road access
If you're looking for a simple office to rent or lease in Chino Roces Avenue, we do have plenty of options but here's a new development that we can recommend - Mirax Tower
Magallanes
Magallanes is a residential-commercial area on the southern edge of Makati, bordering Pasay with access from South Luzon Expressway and EDSA. It is a quieter and less commercially dense than most of the districts above, but it offers a stable, established environment with reasonable rents and good access to the SLEX, Skyway, and the broader south Metro Manila corridor. The area attracts back-office functions, small enterprises, and businesses with operational ties to the south. I would highly recommend Magallanes if your business require good access to the South such as Alabang, Laguna, and even the Bay Area while still being close to the main business districts of Makati and BGC. There are a few options for modern buildings here but SJW Building is a good option to look at here in this area.
Magallanes is best suited for:
– Back-office and support functions that do not require a front-facing Makati address
– Small enterprises looking for cost-efficient Makati proximity
– Businesses with operations that span Makati and the south Metro Manila corridor
– Companies relocating from Pasay or the Bay Area looking for a stable southern Makati base
Choosing the Right District for Your Business
The decision of where to locate within Makati should be driven by four factors: who you need to be near, what your business needs to project, where your target employees are coming from, and what your budget can sustain over the term of a lease. Of course the base line requirements should always be: good access especially for transport, modern infrastructure, and support services.
If your clients and counterparts are concentrated in the CBD such as banks, multinationals, government agencies, international organization — then proximity and address matter, and the CBD or its immediate surroundings are the logical choice. If your business is client-facing and identity-driven, Rockwell or Circuit City offer environments that communicate something about who you are. If your priority is operational efficiency and cost management, the commercial corridors and villages offer credible Makati presence at a fraction of CBD pricing.
None of these choices are wrong. They are simply different answers to different business questions.
Office Pro Philippines lists all kinds of office space in Makati City for each building Grade. We can exhaust all options that will suit your requirement. Our pride is that we are experts in office space, this is our focus and you can rely that we will help you find the best space possible for your company.
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This article guide was written by Kim Camarse - our Head of Occupier Services who had been in the industry for 12 years mainly focusing on Tenant Representation services for office leasing. She successfully closed 40,000 sqm + of lease transactions for notable clients such as Jardine Schindler, PWC, Okada Manila, Flashbay, TIEZA, and DB&B.
Office Pro Philippines is an end-to-end service and solutions firm providing you expert guidance in setting up your office space by providing tenant advisory services, workplace design, and build.
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